even shipping costs from so cal to nor cal throw most scenarios for modular homes out the window. perhaps based on your experience you can minimize those drastically. 8k a truck load. 3 trips minimum. 

For a $35M property, this equates to about 1.43%, which is slightly higher but still reasonable.Market Norms:In some cases, commissions for very large transactions can be negotiated lower, especially if the property is expected to sell quickly or if the broker anticipates minimal effort to close the deal.The presence of a flat fee for properties above certain thresholds is not uncommon and can provide predictability for both the seller and the broker.Conclusion:The commission structure provided in the image appears to be fair and within the typical range for large commercial real estate transactions.

Laud area-Cash flow is minimal, $300 a month-Selling now would allow opening up of equity to redeploy in another market with over 2x the cash flow for a new build-New market won't appreciate as much as FL though (not even close)-Current home will likely get hit with higher taxes, insurance etc. in coming year and years to come-Biggest reason to consider just keeping current property?

CAPEX can be minimized by purchasing the right property, frontloading fixes, and having a reserve fund- all of which you would have with an LTR as well. 

Yes, you owe $151k, but if a cash buyer sees the value, you could minimize your losses.Legal Options: I get that hiring a lawyer isn’t feasible right now, but I would still document everything (contracts, payments, correspondence) in case you’re able to pursue the contractor legally in the future.

This way you know you are in good hands and that it will take minimal involvement from your end on all aspects of your investment.

A turn-key property allows you to walk into something that is ready to go to be rented out with minimal repairs, or it potentially already has tenants in place.

Additionally, you have to be disciplined to spend less than you save and keep in mind that you're paying I/O on the principal balance v/s chunking down principal, albeit minimal in the initial years, which goes against the Dodd-Frank rule for qualified mortgages for homeowners

Areas with ongoing infrastructure projects can also indicate future growth.Condition of Properties: Look for properties that are well-maintained and require minimal repairs.

Regarding delayed advertising, early marketing is a common practice to minimize vacancies, so you may want to negotiate this with your management team.